Planning commission recommends approval to rezone 1455 Rogers Lake Road for townhomes

STONECREST, Ga. — The Stonecrest Planning Commission on April 1 recommended that City Council rezone 1455 Rogers Lake Road (parcel 1613103012) from R-100 (residential medium lot) to RSM (small-lot residential) to allow construction of a 75-unit townhome community.

The recommendation came after staff presented the application and recommended denial, citing that the proposed townhomes would not transition appropriately from nearby single-family lots that range up to five acres. Deputy Director Sue told commissioners the site plan “did not give any information about the width and the lots of the proposed development,” and that surrounding properties “are currently developed as single family detached.”

The applicant’s attorney, John Nicks, who substituted for the listed applicant’s representative, said the plan preserves perimeter hardwoods and uses topography to provide a natural buffer. “The plan has been laid out with the townhomes to remain intact, the hardwoods that are to the rear and along the perimeter of the property on either side,” Nicks said. He and owner Boris Bassay said the property has remained vacant for decades; Nicks said the property had been undeveloped “since 02/2001.”

Why it matters: A City Council decision to rezone would change the property’s allowable use and likely trigger subdivision and site-work approvals. Staff warned the smaller-lot townhomes would be a different scale than immediate neighbors, while the applicant argued the proposal fits the city’s future-land-use designation and would generate tax revenue on a parcel the owner says has been idle for years.

Key details from the hearing: the applicant’s presentation and staff exhibits showed a site plan for about 75 attached townhomes with interior open space and community amenities. The presentation listed unit size at about 1,800 square feet and said starting prices would be about $350,000 per unit. The developer’s slides and attorney said the design provides two-car garages for each unit and additional driveway parking; staff slide notes showed the project offering 19 guest parking spaces and an open-space figure of 51.5 percent.

Traffic and compatibility concerns surfaced repeatedly. Commissioners and staff noted Rogers Lake Road is a two-lane roadway; the applicant said a traffic engineer would be included in a future City Council presentation and argued the traffic change from a single-family buildout to attached units would be “de minimis.” Deputy Director Sue and staff reiterated that the site plan packet lacked required lot-width specifics.

Public participation: The record showed a CPIM (community participation) meeting on Feb. 13 where one person spoke at the meeting notice mailing radius of 1,000 feet. During the April 1 hearing, one nearby resident asked procedural questions and one neighborhood representative said several residents had attended earlier outreach and received answers to their questions.

Action and next steps: Commissioner Lemuel Hawkins moved to recommend approval of RZ25-001; Commissioner Pearl Hollis seconded. The commission voted 4-1 in favor of the recommendation (Commissioner Erica Williams opposed). The chair said the application will go next to City Council in April for final consideration.

What commissioners said: Commissioner Hawkins framed support around the site’s preserved buffers and the land-use map; Commissioner Williams said she opposed the recommendation, noting staff concerns about compatibility. Nicks told the commission the property owners are seeking a quality development and are considering options including partnering with a developer.

Documents and gaps: Staff noted the site plan lacks explicit lot-width measurements and other lot-dimension data required for a full technical review. The staff presentation also states there are no wetlands or floodplain on the parcel. The Planning Commission voted only on a recommendation; final approval would require City Council action and subsequent permitting reviews.

Ending: With the Planning Commission’s recommendation, 1455 Rogers Lake Road will be on the City Council’s April agenda for a final decision. The commission record shows conditional concerns staff wants addressed at later stages, particularly additional lot-level details and traffic analysis.